You are no doubt indebted, as I am, to Main Line Health for the exceptional health services provided to Lower Merion, Narberth, Philadelphia, and beyond.
Consistent with past experience, Main Line Health is trying to be a good neighbor regarding sharing plans for the development of the Saint Charles Borromeo property at 100 East Wynnewood Road.
Most importantly, MLH needs a medical office building to complement existing facilities.
Members of the Lower Merion and Narberth communities have had the opportunity to hear about the plans for additional new structures to help with the financing of the project.
In reading feedback comments on “stcharlesproject.com,” there was general support expressed for medical offices and a senior living project.
Many respondents appreciated the financial dimensions to this proposed herculean project yet emphasized the imperative to serve the Lower Merion and Narberth community.
Again, there was support, in general terms, for Main Line Health as a responsive neighbor, but the following quoted comments indicate concerns.
Notes from Jason Rocker, Feb 26, 2024, “As a neighbor who is directly adjacent to the seminary land, the greatest concern is increased traffic/congestion on Wynnewood Road and turning a residential/walkable area into a retail thoroughfare.
“Also, it seems many are questioning the real positive impact for the greater LM community.
“When the Haverford Reserve was built, the developer built a community center, sports fields and playgrounds that had an immediate positive impact on that community and those assets continue to be an integral part of that community years later.
“In its current scope, this development seems to have very little of those community assets other than some walking trails — and that is a big hole.”
Regarding sustainability, Alex Pearson, Feb 26, 2024, cautions, “Not just green space — native, sustainable green space. Not lawn but meadow and wetland. Not isolated trees on mounds of mulch but forest with understory and leaf mold and rotting wood and fungus.”
Rochelle Weiss, Feb 16, 2024, states incisively, “Your plans for this property will not provide any increased healthcare services opportunities for anyone in the community. This project is a commercial residential real estate venture veiled as a health care site.”
In response, Elizabeth Rappaport, Feb 20, 2024, continues, “Rochelle Weiss has stated it well. This project lacks attention to the environmental impact of the planned development.
“The plan fails satisfactorily to address issues of transportation and traffic congestion and the generation of waste and pollutants that an increase in population and supporting infrastructure will engender.
“The residential and commercial partners that MLH is bringing into this plan ‘to help fund the necessary infrastructure . . .’ will burden the community and degrade the environment.
“The project as currently conceived should not go forward. It is indeed ‘a commercial residential real estate venture veiled as a health care site.’”
Charlotte Martin, Feb 15, 2024, questions, “I do not understand why you are focusing on seniors. I having [sic] been living on South Highland Ave since 1985. “There are only five home owners currently living here who you would designate as being senior – per their age. There are 31 houses on S. Highland.
“Currently we have 22 elementary and younger children living on the street and 23 middle and high school children and three college age adults.
“We need a playground for the young families, a place for children to ride their bikes and feel safe. Why all this emphasis on seniors?”
Holly Manzone, Jun 28, 2023, asserts, “The greatest need in Lower Merion that requires land is for playing fields.
“Seniors would not be the primary users of the fields but would benefit tremendously if the pressure to build fields on other sites could be relieved.
“The concept of a village is nice, especially if the end result resembles a true village where people of all ages gather and enjoy the great outdoors.
“Seniors could participate in recreational activities or enjoy watching their children or grandchildren play sports.
“A community consisting solely of elderly people can be depressing for those living there while an opportunity to be part of physical activities as either a participant or observer can allow seniors to feel that they are still involved in the community.
“There is plenty of space at St. Charles to set aside a few acres for fields and that would provide a great service to the entire community.
“There could certainly also be a quiet area away from the fields for those seniors to enjoy fresh air and exercise in a setting away from the fields.
Shawn McMurtry, Jun 27, 2023, explains, “To me, a wellness village means . . . a community Rec center with indoor pool, track, tennis, physical therapy and outdoor ball fields, tennis, pickle ball, etc. that are rentable to schools and organizations – with the doctors there to wrap a knee, physical therapy…
“Concerts on the lawn, outdoor exercise classes, a community garden for the food insecure, wildlife ponds, maintaining all the trees and eliminating lawn chemicals/gas blowers/ mowers.
“Sprawling apartment complexes and business offices w/ vast tracts of impervious hardscape are overly abundant in LMT and does NOT equate to wellness.
“And suitable places for those exist, like vacant parking lots and defunct retail (Bed Bath and Beyond). MLH should be focused on a community w/ clean air, water and healthy living.”
Anna Durbin, Jun 26, 2023, entreats, “Please make some playing fields available to the Lower Merion School District and/or the Township now and permanently.
“It is good for seniors to have healthy and happy, well-educated kids in our township. It is a good thing for seniors and school kids to be in situations where they interact in every day life.
“I think you are trying to put too much density on this beautiful site. You do not have to make the highest profits which is what motivates most private developers.
“Since you are a non-profit public interest group, please do what you can for the needs of the entire community.”
Anne Ravreby, Jun 16, 2023, provides essential details, “First of all, this project is not within the existing zoning.
“Zoning change would need to be passed. I would expect you would work with surrounding neighbors.
“If you were to keep to your goals a 55+ living arrangement, (it) would be better than 350 multifamily units and would mesh with the Nursing Care units but would still provide revenue without increasing school enrollment and increase traffic.
“There are far too many new apartments being built in LM township. More are not needed.
“Keep the green space!”
Jessica P, Oct 17, 2022, says in response to what a Continuing Care Retirement Community [CCRC] would need, “NOTHING. We don’t need more development in Lower Merion!
“If MLH needs more office space, there are plenty of empty buildings in areas that have already been developed throughout the township.
“Lower Merion would be better served by preserving the open space (or, even better, adding lots of native trees and plants) for use as a park.”
In tandem with all of these observations and suggestions, I would like to see the seminary buildings upgraded into a suburban medical school financed by donors with naming rights, and physicians’ offices in the already existing structures.
The concept of senior living would be truly unique and preservationist in the former seminarians’ housing structure.
Most of all, as a viable “health and wellness village,” I can envision playing fields, a walking trail, organic gardening (as is happening at Maybrook), preservation of the natural habitat, and a native plants border hedge — demonstrating multi-generational usage.
Also, instead of additional retail — given that we see so many Lower Merion and Narberth commercial spaces available for rent or lease — the use of “pop ups” and food trucks, plus a café in the senior center, would be marvelous.
Mary Brown, a member of Shortridge Civic Association, is a Board Member of Narberth Athletic Association and a Steering Committee Member of the Coalition for Youth of Lower Merion and Narberth.
